A. Purpose: This section sets forth the procedures for reviewing a site plan. These procedures are established to assure that the plans meet the purposes and standards of the subject zone, provide for necessary public and private facilities, infrastructure, emergency access, geologic constraints, and other considerations surrounding land uses.
B. Authority: The planning commission and zoning administrator are authorized to approve or deny site plans as provided in this section. The zoning administrator may refer any site plan to the planning commission for review if the zoning administrator determines, in their sole discretion, a planning commission decision would serve the best interest of the citizens of Draper, or if other aspects of the proposed development require planning commission review.
C. Initiation: A property owner, or the owner's agent, may request approval of a site plan as provided in subsection D(1) of this section.
1. A site plan shall be required for any of the uses listed in subsection C(2) below, unless expressly exempted from such requirement by another provision of this title.
2. The planning commission shall review site plans for the following uses:
a. Any manufacturing use.
b. Any commercial use.
c. Any institutional use.
d. Any multi-family residential use.
3. A site plan for any use not listed in subsection C(2) above may be reviewed by the zoning administrator.
4. No building permit for the construction of any building, structure, or other improvement to the site shall be issued prior to approval of a site plan if a site plan is required. No clearing, grubbing, grading, drainage work, parking lot construction or other site improvement shall be allowed prior to site plan approval.
D. Procedure: An application for site plan approval shall be considered and processed as provided in this subsection.
1. A complete application shall be submitted to the office of the zoning administrator in a form established by the administrator, along with any fee established by the city's consolidated fee schedule. The application shall include the following information:
a. The name, address and telephone number of the applicant and the applicant's agent, if any.
b. The uses for which site plan approval is requested.
c. A certified occupancy survey at a scale no smaller than one inch equals one hundred feet (1" = 100') showing the deed boundary, all deed boundaries of adjacent parcels, and all existing natural and manmade features, such as fences, ditches, buildings, etc., within fifty feet (50') of the property line.
d. A single electronic set of development plans showing the information required in subsections D(1)(d)(1) to D(1)(d)(6) of this section. The information required by each subsection shall be shown on separate sheets. Plans shall be drawn at a scale no smaller than one inch equals one hundred feet (1" = 100'). Plan sets shall be prepared, stamped and signed by the professional, licensed with the state of Utah, who prepared the drawings or is professionally responsible for the drawings content, including the engineering, landscaping and architectural drawings. The development plans shall include:
(1) Site plan showing the following:
(A) All facilities related to the project located within two hundred fifty feet (250') of the site boundary.
(B) Layout, dimensions, and names of existing and future road rights of way. (New street names must be cleared through the county.)
(C) Project name, north arrow, legend and tie to a section monument.
(D) The boundary lines of the project site with bearings and distances.
(E) Layout and dimensions of existing and proposed streets, buildings, parking areas, driveways, easements, setbacks, overhangs for setbacks, and landscape areas.
(F) Location, dimensions, and labeling of other features such as bicycle racks, dumpsters, trash cans, fences, retaining walls, nearest fire hydrant, signage, mechanical equipment, etc.
(G) Location of manmade features, including irrigation facilities, bridges, railroad tracks, and buildings.
(H) A tabulation table, showing total gross acreage, square footage of street rights of way, square footage of building footprint, square footage of total building floor area, square footage of landscaping, number of parking spaces, and square footage of impervious surfaces.
(I) Identification of property, if any, not proposed for development.
(J) Defensible space provisions and elevations, if required by the Utah Wildland Urban Interface Code adopted under Utah Code Section 15A-2-103.
(2) Grading and drainage plan showing the following:
(A) North arrow, scale, legend and site plan underlay.
(B) Topography at one foot (1') intervals.
(C) Areas of substantial earthmoving shown as new elevation contour lines, including an erosion control plan.
(D) Location of existing watercourses, canals, ditches, springs, wells, culverts, and storm drains, and proposed method of dealing with all irrigation and wastewater.
(E) Location of any designated floodplain and wetland boundaries.
(F) Direction of stormwater flows, catch basins, inlets, outlets, waterways, culverts, detention basins, orifice plates, outlets to off- site facilities, and off site drainage facilities when necessary.
(G) Property lines and street names, existing and proposed buildings, walls, fences, utilities, paved areas and other site improvements.
(H) Finish grades and spot elevations as applicable to included site features.
(3) Utility plan showing the following:
(A) North arrow, scale, legend and site plan underlay.
(B) All existing and proposed utilities, including, but not limited to: sewer, culinary water, secondary water, fire hydrants, storm drains, subsurface drains, gas lines, power lines, communications lines, cable television lines, and streetlights.
(C) Location and dimensions of all utility easements.
(D) A letter from sewer and water providers, addressing the feasibility and their requirements to serve the project.
(4) A landscape plan package, inclusive of the following:
(A) Project data, details, and specifications:
(i) Project name and property address;
(ii) Name of the property owner;
(ii) Names, business addresses, phone numbers and email addresses of the applicant, landscape architect, and landscaping contractor;
(iii) The scale of each drawing in both graphical and written formats;
(iv) The date of the design, and dates of any revisions;
(v) A north arrow; and
(vi) Additional details and specifications from the Landscape Architect or Landscape Designer for tree staking, soil preparation, irrigation component installation, and other similar landscape work.
(B) A detailed landscape planting plan showing:
(i) A legend listing each symbol and line type used in the drawing;
(ii) The location of existing and proposed buildings, walls, fences, utilities, amenities, property lines, sidewalks, streets, pavement, impervious areas, and other similar site improvements;
(iii) The location, size, and quantities of all existing and proposed trees, plants, and landscaping materials;
(iv) An indication as to which existing trees, plants, and landscaping materials will be removed, and the specific measures that will be taken to protect existing trees, plants and landscaping that will remain through construction; and
(v) The botanical and common names of all trees and plants used within the plan;
(C) A detailed landscape irrigation plan, drawn at the same scale as the planting plan, containing the following:
(i) Layout of the irrigation system and a legend summarizing the type and size of all components of the system;
(ii) The location of pressure regulators within the system and the water pressure they will be set to; and
(iii) For systems utilizing culinary or potable water, the plan must include the location of backflow prevention devices.
(5) Lighting plan, consistent with the requirements of chapter 20 of this title.
(6) Architectural building elevations for all buildings showing the following:
(A) Accurate front, rear, and side elevations drawn to scale.
(B) Exterior surfacing materials and colors, including roofing material and color.
(C) Outdoor lighting, furnishings and architectural accents.
(D) Location and dimensions of all signage proposed to be attached to the building or structure.
(7) Floor plans for each floor of the building, including any unroofed balconies or patios, and any rooftop patios or landscaped space, showing the following:
(A) A scaled, dimensioned, and labeled layout of the building interior, including the location of all walls, doors, windows, stairwells, and fixed furnishings.
(B) The intended use and individual square footage of each room or area.
(C) The calculated square footage of each floor attributable to the total floor area of the building and a separate calculation of the square footage of any unroofed balconies or patios excluded from the total floor area calculation of the building.
e. Soils report, geotechnical reports, and geologic hazard reports as required elsewhere in this Title.
f. Drainage report including hydraulic and hydrologic storm drainage calculations. 100-year events may need to be accommodated in certain locations in the path of major drainages. See the Drainage Design Criteria for calculation requirements. Drainage plans shall facilitate a 10-year storm event. A maximum stormwater controlled release rate of 0.1 cubic feet per second per acre shall be the maximum permitted discharge in the Salt Lake County portion of Draper City. In the Utah County area of Draper City, no discharge shall exceed demonstrated historical flows from any drainage or sum of drainages. Further reductions in release rates may be required in situations of insufficient stormwater system capacity.
g. Any necessary agreements with adjacent property owners regarding storm drainage or other pertinent matters.
h. When the project is located within the sensitive lands overlay zone, additional reports as required by chapter 16 of this title.
i. Evidence of compliance with all applicable federal, state, and local laws and regulations as may be requested by the zoning administrator.
j. Traffic impact analysis, if requested by the city engineer or the planning commission.
k. Preliminary title report or ALTA survey.
l. Wastewater discharge approval from South Valley water reclamation facility, if required by the South Valley water reclamation facility.
m. For site plans that include new proposed streets, a letter from the Salt Lake County Addressing department indicating that the proposed name is both available and has been reserved for use by the development. Availability or reservation of a proposed street name with Salt Lake County does not constitute approval of the proposed street name or addressing from Draper City.
3. A staff report evaluating the application shall be prepared by the zoning administrator.
4. The planning commission shall hold a public meeting and thereafter shall approve, approve with conditions, or deny the application pursuant to the standards set forth in subsection E of this section. Any conditions of approval shall be limited to conditions needed to conform the site plan to approval standards.
5. After the planning commission makes a decision, the zoning administrator shall give the applicant written notice of the decision. The applicant shall provide the city a copy of the approved site plan, including any required corrections or revisions. Once in final, approved form, the site plan shall be marked "Approved" by the city.
6. A record of all site plan approvals shall be maintained in the office of the zoning administrator.
E. Standards For Approval: The following standards shall apply to the approval of a site plan:
1. The entire site shall be developed at one time unless a phased development plan is approved.
2. A site plan shall conform to applicable standards set forth in this title, including but not limited to, building heights, setbacks, access points, parking, landscaping, and building materials.
3. The proposed development plans meet the intent, goals, and objectives of the general plan and the purpose of the zone district in which the site is located.
4. The public facilities and services in the area are adequate to support the subject development, as required by engineering standards and specifications.
5. The proposed development plans comply with the engineering standards found in Titles 7, 8, 11, 12, 16, and 18 of this code, including traffic, storm water drainage, and utilities concerns.
F. Appeal Of Decision: Appeals regarding the approval or denial of a site plan are governed by section 9-5-180 of this chapter.
G. Effect Of Approval: Every site for which a site plan has been approved shall conform to such plan.
1. A building permit shall not be issued for any building or structure, external alterations thereto, or any sign or advertising structure until the provisions of this section have been met. Any building permit issued shall expressly require that development be undertaken and completed in conformity with the approved site plan. No structures or improvements may be added to a site that are not included on the approved site plan.
2. All improvements shown on the approved site plan or amended site plan shall be maintained in a neat and attractive manner.
3. Approval of a site plan shall not be deemed an approval of any conditional use permit or other permit. Approval of such permits shall be obtained in accordance with applicable provisions of this title.
H. Amendments: Except as may be provided for in this section, no element of an approved site plan shall be changed or modified without first obtaining approval of an amended site plan as follows:
1. Alteration or expansion of an approved site plan may be permitted by the Zoning Administrator upon making all of the following findings:
a. The proposed use is consistent with uses permitted on the site;
b. Existing uses were permitted when the site plan was approved, or have received a conditional use permit;
c. The proposed use and site will conform to applicable requirements of this Code;
d. The proposed expansion meets the approval standards of subsection E of this section; and
e. The site can accommodate any change in the number of people on the site or any change in impact on surrounding infrastructure.
2. If the Zoning Administrator cannot make all of the findings required in subsection H(1) above, the amended site plan may only be approved by the Planning Commission. The Planning Commission may only approve an amended site plan after a public hearing that complies with all requirements of this code, including section 9-5-045.
3. If the Zoning Administrator can make all findings required in subsection H(1) above the Zoning Administrator may approve the proposed amendment without a public hearing and without notice.
5. An amended site plan application shall not be required when the alteration complies with the below standards.
a. An accessory building when:
(1) The accessory building complies with current architectural standards;
(2) The accessory building is less than five percent (5%) of the floor area of the existing main building to a maximum of two thousand (2,000) square feet;
(3) The accessory building does not impact any existing required landscaping or parking; and
(4) The proposed amendment meets all zoning and engineering standards.
b. A main building addition when:
(1) The main building addition's floor area is not larger than ten percent (10%) of the floor area of the existing main building to a maximum of five thousand (5,000) square feet;
(2) The main building addition does not impact any existing required landscaping or parking;
(3) The main building addition is architecturally compatible with the existing main building or complies with current architectural standards; and
(4) The proposed amendment meets all zoning and engineering standards.
c. Changes to site features such as landscaping or parking do not encompass more than 10% of a site and comply with current zoning and engineering standards.
I. Revocation: A site plan approval may be revoked as provided in 9-7-060 of this title.
J. Expiration: Failure to obtain a land disturbance permit within one year of approval of any site plan shall void the prior site plan approval. Prior to the expiration of the one-year period, an applicant may submit a written request to the community development department for a site plan extension of up to six (6) months. Approval of this extension may only be granted by the zoning administrator or planning commission, whichever is the approval authority outlined in this section, provided the applicant can meet the requirements for extension under section 9-5-030 and demonstrate substantial action toward obtaining a land disturbance permit. If a site plan expires, and an applicant wishes to continue with development of the site a new application shall be required. If there have been no changes to applicable codes which would necessitate updates to the previously approved plans, the applicant will be charged a new application fee of fifty percent (50%) of the current fee outlined in the consolidated fee schedule and the application shall be approved by the zoning administrator or planning commission, whichever is the approval authority outlined in this section, in a public meeting as an action item. If changes to the site plan are made by the applicant or are required due to changes in applicable codes, the site plan shall be processed as a new application and is subject to a new application fee at one hundred percent (100%) of the current fee established in the consolidated fee schedule. (Ord. 394, 8-7-2001; amd. Ord. 567, 4-13-2004; Ord. 675, 3-28-2006; Ord. 787, 10-23-2007; Ord. 875, 1-6-2009; Ord. 1132, 2-17-2015; Ord. 1323, 5-1-2018; Ord. 1408, 10-15-2019; Ord. 1454, 11-10-2020; Ord. 1479, 2-16-2021; Ord. 1498, 8-3-2021; Ord. 1583, 6-20-2023)